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Cl:'I'Y CF CUPL:R'CI,'v0 , STt�i`I, OF CALIFCjiZ'`di�': ; PC•- ��I
i��300 T�rre Av��nue, Cupc.rriiio, Cati.i:ornia F Page 1
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rtT_NliTL:� OF THE AIiJOURR'VEL REGULt�R i"EETIiv'��> OF T�IE PLA.vNIi�G COP�".NIISSION -�
HELD ON �:!�Y 24 ic73 I:N TI�E COiINCIL CHA��i?iER, CITY Hr'�LL, f
� CUYERTINO, CALIFORNIA �
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The first portion of_ the meeting �aas held in the Library Conf_erence �
Raom. Cha�x�;an Buthenuth call..e3 th� meeting to or�er at 7:37 P.r1. F
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Co:�?m. present: Gatto, r?e17_is, 0'Keefe, Cha�_r:aan Buthent�th ;
Com�. absent : Adazas �
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Staf ` present : Director of Planning and De�Telo?��ent Sislc �
Assistant C�ty Attorney Terry
Assflciate Planner Cc�aan
� Associate Planner Laurin �
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Cansultants Bcb Arnold 5
present: Steve Levy �
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PUBI.IC HEARING : �
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1. CITY OF CUPERTINO: Public Hearing to consider 1973 A
Coriprehensive General Plan.
a. Presentat?on of Fiscal Information - Economic �
Consultant
Mr. Levy, using charts, orientated the cor.imittee to neaning of �
figures analyzed thus far. One thing that was apparent �aas there �
was not much range in terms of fiscal. impact on residential a2ter-
natives. It would appear the General Plan.���culd cor,le to 3 points:
(1) Ghoices of residential on blue and red areas
(2) regional shopping center ?nput (not quite complete
because of traff ic costs)
• ' (3) 190 acres fairly concentrated in center of town called
the core area
Ciioices for core area that have been discussed are:
- (1) high res.�dential
(2) areas alI goinb corsm.ercial
(3) basically industrial and mixed
p�;_in;, r2INUT�S 0�' TH� MAY 24, 1973 �'1llJUURN�D PLAIINING COr:h'I:LSSIOr1 ME�Tt:��G
�'age 2 .
tdith rega:d to fisca7: analysis of shoupirg center, Pir. Levy said they
I had met taitn £ir�, sanitatior. and policy off?cial5 r_c ge� additional
cost to City. Ir. answer to Co�m. Nel.lis, I�Ir, Levy sa:id they had not
yet reflected specific cost iteins becuuse tne� study was not at a stage
wh�re roads could be set and this woul� 1�e a verq big item.
In explaining how the figures had been arrived at, Mr. Levy said the cost
of services �.s essez�tially people; how many people it takes to supply
services. Comme Ne11is noi:ed then the higher the population, the
higher t costs. .
. Zmpact on Fire Department: there wi1l be added cost necessary with
anv min�mal level ci development. With any of the General Plan alter-
natives, the .r.entral fire district will increase its annual cost by
$550,000.00 a yaar *o i:he to�a1 district. Cupertino's �hare is 17%.
, it taas sugg;es�e� Cupertino have its o�rrn. fire district. Mr. Arnold
� noted it was n�� the additiun �f companies that would change the -
� fire ratings; it w�s the adding oi manpot�=er. Mr. Cowan noted
commercial users v�ould benefit more than residential. users in terms
of better rating.
Palicing center vrill cos� an estimated $73,000 more than residential
f area. One point st by Sherift office waG having the police
{ leave their cars Co patrol center. Cot�Tn. 0'Keeie notec? tha� while
i s�me crifi:eria dic� not in£l�.tence deJign it;seli, they are a cost rac�or,
Mr. Arflol.d said that i� had been strPSSed �by bo�::� firemelz,and polir_emen
' t:hat prcper ordinances ar�d desigr. of sprir.kler faciJ_iCies taex�e of great
a �
' i:�portanve.
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� T�r. L•evy pointed out four points:
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i (1) Choic.e of residential no� going to s�•�ing nn any number in
fiscal; �,ai.11 be decided essentiall..� by character of neigh�or-
� hood r�lative to valley infiYl a.id development critaria in
the f oothills .
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I (2) ti;rorking number on Center not decidea; mig'nt be reduced with
� I road cost, which isn`t known and will also depend on who
picks i` up. Thi� is not a total evaluai.i.on of center since
con� es�ion and othe7- impacts liave r_oi. �eer_ d.iscussed,
(:3) Hatring a center in eitner lccatir�n, w;_11. neec; to a�.scl2ss
I several �;✓ays iz�r_orne could be use�i.
� � (4) In c�eL t��}ietllei comr�er.cial or in��isi.rial, cem�ner.cial
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� wiiJ_ Trr;bab�.y i,e t�h�:��d �ri �.mPaci: s:i.gnif �.c��nce, t,f�aL ��ai.11 �t�e
the effECL o�F *fie ��1dit�i.onal money?
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`'�Ii�IUT�;S OF� 'r'1-I1� ?`1�.X 24, 1973 �^�1JOU�_NL:� �:F?i.TIi�G 7F' PLA1�1vTNG C0�`'�`iI�SIOiv'' � PC;-101_.
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i�:� . Arno�_d the� point.ed out a r u�:covered in d=scus�ions ,
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w�th the Sanitation ll;_strict. ;
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�a_� ALTR:?S`L c7.� Ca�3C�_t}� IlOC�1 3IiCi �ti�lll �1c3�T(_' tJ ��lly' �=!O?"L: ' ,
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cap�c� t}� f_rc_�: 5an Josc� _,i_3nt,. �
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(2) �vi_:tl have tc inc��ease s:��e oi outr"_a1J_ ].:_ne betweer� ��
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Curertir�o anu Sarz Jose plaut. � �
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Cost �f �utfall l.�ne :�s est:imated at 3 or �4 lnill�.on do7_lars. �!
A morator:_um c�n constr�iction in Cupertino ta Yi��ld cf.� any increas� �
in san�t.stiori cost ;���_�s d.�scussed. It was pointed cut tnis would ,
be an ertei:�;ency c:;nt �r�;ency and ��Tculd not chan�e �:�ene_a1. �"i.an. �
r1i-. �lrnelc.i sai.d the Federal goverr�:,�ent is very concerned about ; .
outfall - �i_ne fY�m Sar� Jose to �a.n Franci_sco Ta� and -:�ere de-�andi_ng '�
the �:�hole p'ant be cYianGed for better prccessi_n�. Then every:.ne
�aouJ_d have to absorb add� tional c�st ar.d t1:-_s ��rculd have no�hing ;'
to de �oitli alternatives for �-ene� P1an. �
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Mr. Arnold ayso poir.ted out sanitation or�'�•? em create:ti i� Cupertino !
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were to annex ch.urch prore:.ty and zone it �or ov�r. 15�v un�ts. Ii� �
answer t� Com:r.�. 21e1 iis , he sa�.d this prob�.e1� would not apply� to ;
any other hil_Ise �
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After further discussion, Chair:nan �uthenuLh nated add�_ti�nal costs ±
for �an_itz�tion d:_stric� shouid b� reflected at some po�nt �n the �
study. a
Cozan. Nell,is aslced of water dirtrict 'r:ad been contacted ;n light �
o� new sanitation situation. 2�:r. Laurin said the ���ater district �
had infor;:��d h�~� they had exte::sive netG?crks zhat could take care �
of any add� ticn �aithin reasonabl.e 1�m�its , ctilith onl� minor connect-
ing lines put in. Cha:�rman Buthenuth askeci of Cuper_tino w�ter coulc�
expand �vitti�ut C�ty aid. Mr. S�sk said discussions to date indicate;;
the} could keep up with growth, but Public "t,'arks would be contacted `
further. ,
It �vas po�nted out these tYiings should IlOt be considered a bl�ck �
to g,rowth; they were merely natural outgrowths of expansion.
r1r. Levy noted ma�or di£ferences in foothills; single-fa:aily
detached units which. represented the low der.si.ty and sorte for:l
of clustering �ahich represente� the high densit.y. The}� liad not
distinguished between 1600 cluster un�ts or 1600 singl.e units. It
was no*ed cluster. would be sJ_ightly less in terms of City cost
because af_ savings iri some roads and servicing.
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�r-1t�1 � ?�1INU'�'ES GI' TH� .�t�Y 24, 1973 �1DJOURNEI� PL;'.NNIN:� CC��i�iISSI0P1 MEETING
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� Mr, .1�no�d exFl�i:�ed t;:e r.ext procedural step. Co�:::�. i�ellis reauested
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� iizi:oru�:_;t i.ou re1��il a_�,�c:. ce �ahai, ot.h�:.r cegi cnat eer�i�er�, r�alce per sn,�.�are
fooi.. A r1_�s:_u.ss.:_on of ir:�p�c� oi rQb�ona.L shop�ir.�; c�.iter oi �r
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�; �hcppi:.�; areas ensued. :11r. :'�rnold �x,��-essed his o,��n.�cn Cli=�.t� a YP�i_Jitc3.i
� shapp.iz�; center �•TOt�I� nrooa��ly c�ra_T� more reaional c rath�r than �
i � discourage �t; Ct���e�rt�_no has a.Large sub�-regional Taa,_icet.
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� Cc�<<r,. Ne11is said s �nce 'tl.e di_scussion had seemed to l�ave expanded to '
„ General Plan study, she woul3 iike to in�k� a�u�;;e�ti.o� r�ga�ding
�; agrieul.t�.�ra-� use in CupFrtino . She said r1r . Pc.rer Lert , r�,lv� s�r �c�
� Cour.ty of 5anta Clara who worked tor the State D�pa o� r.�ri_cuJ_tural
� N 'tzad ofi�`red to do a survey af_ Cu�ert�no and r��ake a report ��itl:out charge.
She propo;ed that lie be a5ked t.o do th�s. Ccm�:�to �'Kee�e �ecor_��d the
;i preposal. and it �:v��s tii�ani�: otis l_y agreed to have rir� .� �slc co«�,�:3ct �Ir. Lert ,
�� Ccm�-�. U`Keefe noi_ed tiule J.ine should b� cons�idered a
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� Ch�irinan i3uthe�nutti anr.ounc�ed a break at 8:55 �>�. �.�it:[L meetin, to
k reconvene in t;ot�ncil Ghamb�rs becau5e o.E rnl.:_�ers o�= ti�eople atten�iin;.
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MINUTLS OF T��� Ml�.Y 24, 1973 All.TUURI�Ell PLAI�NIPIG COTi�1ISSI0N r.EETING �'C•-10i.
� age 5
In addition other cxiteria are needed: t,�hat ?cind of cor.ununity is I
wanted, how to aeci.dc nunl`bers, eL'c. A?1 necd i.nvesti.�at�on�
Se�Tage is o:�e of most i.�r.por.ta.nt factors. In• some cases tlier.e
should be a l:i.mitation of secaers and acces�. Some area.s have
been indirect.ly sut�sidizec� ��y tax.payer wneri City and County remade
a road after a landslide. Another il�direct subsidy might be
school buses. � I
In answer to Comru. hellis, he said the Candy Rock area, excluding
Se�en Sprin�s, under current or.dinance would be allowrecl 13�F '
single-family units; undar Los Altos Hi11s ordinance, I96 units;
using conventional. zr.�ning would a1Zow 274 units and slope density
formula woulci a11ow ?54 units. C1ust_ering t�:ould alloo� l�l uni.ts.
Excluding high ridge,
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Chairman Buthenutti then opened the meeting to the public.
Mr. �iarold Ashton of_ Kaiser Properties said they haa made a pr_esen-
tati_on last week regarding the use o£ ttie o1d quarry area of their
property. He requested that this property, and other hillside
� property, be considered each on its own ineriCs. H� tnen introducad
his architect, Mr. Steve Cazzero. Mr. Gazzero said slope density
as a rool doesn't allow for individual analysis of p or �
for taking advantage of land poter�tial. He gave reasons �hy they I
consider their parcel to be unique and �ne benefits that could be i
derived by the City from a1lot�ring a development such as they are "
suggesting. If slope ordinance used as they only tool to evaluate
land, it wi11. prec_lude any new development; needs flexibility.
He said they had done a slope density study of their property •
with the following resul.ts.
20.5 acres are in the 0- 10% slope ,
9.4 acres are in the 10- 20% slope
12.2 acres �re ir� the 30- 40f slopc: and should not be touched '
£30 acr_es az�e in the 40% slope and over and sliould not be developed
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Mr. Gazzero £elt t.hat once a iium�er v,*as establi�hed, it wou]_d '
preclucle and limit good plannix�g design. He did r_oi� feel any
number should be attached to the ordinance; every piece of land
should be � udged on ot.*n merit . '
pC;--1 Q1_ MINtJTES �F TH�, riAY 24 ,�.97 3 An.TOliRNI�D I'i,�1NNING CU�•`i11� S5ION �SEI�TING
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Cosnm. Gatto �aid there ar� nroblems inherent iii h�_1lside di�cussian arici
1z<.,d heen bro�_�ght out v�ry iae1l. Ttic�y shoulc? no�,r br resolved so the
Ce����Ltee �oulc; ge� vn ta :�neci�ic nur,�bers.
One problem is that every �oarcel is uiiiq•a2 and any �ood de�i�ner can
CCiri� �1D W�tl1 W'113� t11C oc�ner considers 2, �nlCr't�ly pY0�705�11. HOi4��V�I � �
an aggregation of very goocl schemes can total up Co a very bad
� solu�ion [�1it:Lout an over-a11 hilly:ide scheme, ti�cre �s no taay of
y evaluatin� indi.viduai pioposals. Ther� are two ways o� comin� ug °
� taith �his over-all dev�lopz?ient scheme oF the 11i11s.id�. (1) The
� City bu;�s t'ne e�itire h_�lside. (2) Leave in pri�vate sector and
� try tc �evelc�p some approach tha� allows each property o,aner to
� have �r. equal chance to develop.
� Co?�u Gatto Lh�n spoke of clusterir.g develo��,:ient. Ther� are advantag�s
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� to i_he City; Ci�y reLa�ns aclditic;na.'� space w�tn less disruption ro
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` i:Utt:ral terrair.. There are nlsa ad to c3eveloper; ccsts are
� reduced, density increases because o� road areas �.nd ilills?des are
t difi�.cult to bu�ld on.
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� It is absoiutely v?tal to get an over--all idea ef th� c:�aracter of.
° tl,e hillside ?n or�er te have a stan�ard to Tati;_ch eachh ,r,ar.ce.]_ can
� be rel.atec�.
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4 �ohetiier th-�� h:_1lsice ��ra.s pu�lic or px��va�e svctor.. The dec:��lon to
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= ue �aid 'i:�:. '�_�rry .�ad a�iv�_sed t��.�re �.re tec'�r,:��lu�.y t� ;et ���ivat�
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i ��ntF���pri�e tv ;:c�.ieve pt:b].ic object_�•�es. �
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�;nast i.m1.;:,lta��t:. Co�mmm. t)`�ee�e sa:�d a lar�e n���<<��_r ef_ units, no ��atcer
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�is. '�ancy �aJ.1_an sa_�ci si�e c:�ncurred wi�ri ;�ir. ��nold. It was t.he i
r_es�,e��sibil..�ity c; t't�is bo��� to sa;� "triws i.� :;n�t �ae_ �tia�.t thr, �
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prir��te sect,�r shotzld co :e up with a�_ternatives of how it cou]..d be dolie.
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Ho.a many peo,_�1e is cciisidervd a reasc>nable r;.urab�r ior ttie �ahc�=ie �
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�T tC'_?" f ti�-t'ner CI:�.SCll'_;S=i.OP_ y �,IicLi.Ti?t8.I1 }illt�7:'.11L1L}1 sug;�ested ��� 02. � OIIle �
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�ercenta cr l.:�t�c tc b2 l�ft in und- t�_ir�:�_l �.re,�y no xcads, �
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�U:ZCI'_I7k� �c3CjS y d��air�a �i c3Y'C.�S � P�C. i;0 C��'VE'I.O�i:Y:i_IIr O� Y1.G'��P-�. i
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��ould be pre�iature. Sl�e su��,���.�tect tai.lc �:�; ab�ut ��;�� ae o` d��rel.cp- �
ment �nd �n�er,s�.ty o:� d�vc�lop.r,:e� _
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A very lengthy dwscuss�en of slcpe d�r.s:ir5* ;:�orrr��il;. �,�as held. �
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- Co,a,^,1. Nel?�is sni.d she acreed slope d�ns:�ty forn�iila m.zst be con-
triveu � o� large 1ots, but in a clu�tered ap?�-euch this ca�ul�
create probler��. She u�ed the blac�.b�a:-d to �le:�o��stra��. 4
Comr��. Gatto suggestecl applyin� the fori:�ula on an incremental �
basis se flat areas and hill areas would be tre�.ted as dif£erGnt .
pieces of lar.d. Lising bl.acicboard, he shaYoed ho�a t.akin� se�arate
areas �aithin the site, assi�ning slope c?ensity on each an�� then
tot�lzng �,�oulc. a11ow for uni.que sha��°s . It �•;ou�_d Yermit. pr�perty
to be divided into zones and th�n•density cemputed. on :ach zane.
rSr . Lawrence �ii.i_i o�: the Catholic Church properf�y spcke to t112 �
differences of opinion on cl_usterin�. They are havin�,a :�tud5�
rnade, bur. or.e item is de�inite; the hi11 country will be le{t
in a natural state coith the e�ception of hilcina and �edestrian �
trails. In ans :�e.r to Cor.lm. Gatto he saiu there is one acces.� .
off f.reeway _nt°rse:,tion. and another. pos:� �.uilit.,;� farther u.r_•
F�orhill. next '�c �:��e.str?_cige. As to i11Clll stri.al LsaE,e, mavbe
som�thing lil:e Star_for�l R&D; pri_nlaLy int�rest is residenLial.
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I'C-101 TiINUTES �F ��I� MAY 24, 1973 �'�DJUURNED FL�„�;:1N� Cfl�uiTSSION riEETING
Page 8
Mr. Bil.la�:•a11a said he thought ie �,�ould be hard to get nrvperty owners '
to�etlYer and l�aving City buy pronerty raighC t�e good trorl rr�ny points u.�
vi�w, `?'he City coiilcl put so *.�uch on tne �:arket each year and sel1. it
at the best price to the deveicper Grith the best plan.
Comm. Gatto r.eferre3 to thre� objectives on f irst page of inemo.
(1) IC was deter�ined that hillsides shou:Ld be maintained'in as �
close a natural state as possible. •
(2) In those areas where dev�lop�ent is to occur the�density
should be Iot,;er'than th� density on the valley floor.
(3) That density should be rela�ed �o the physiographic features
�f the Z� nd, prir�aril;- slope steepness.
With these as a foil, he suggested exa�;tining numbers and question of
private or public sector in achieving phil.oso�hical statement. This
was unanimously n�reed upon.
With regard tn priLaf�e c� public sector, the com.mittee a�,reed thay
f�lt it should be 1_e�t i:� pr:ivate sector.
Af ��r coz�.�id�r=3�:ian �i:i_sc�,�s iou, the r_o��:a;i.,.�ioiz asrced the staf.f u�
� pren��re Cechni�a:L data �.o�: dererz;inin; application of slope density
forriula for hillsicl+�.
�fter �urthe:. cliscussion regarczin� ir�pJ_er:`:�tation, :it �; tinanir;�usly ,
agreed by the cr��.���_:tes t_n r�d�ourn �o its r.:gula� �eetir:U on Tucsc�ay,
��fay 29, �973, aC 7:�� P.'1, kitki a.z ad yiOt:A.neC� r:.e�tind scheduled for
Thursc�a}t, riay 31, 1973, at %:30 P,M. 2•_etitir; adjcurned at 12.3� P.M,
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